APPlICATION TO DEMOLISH UTILITY BUILDiNGS AT 25 CARSDALE AVENUE, APPLICATION FOR NEW CONSTRUCTION IN A HERITAGE CONSERVATION DISTRICT at 25 carsdale Avenue in the rockcliffe park heritage conservation district
That the Local Architectural Conservation Advisory Committee recommend that Planning and Environment Committee and Council:
1. Approve the application for the demolition of the three utility buildings located in the former Carsdale Works Yard at 25 Carsdale Avenue in the Rockcliffe Park Heritage Conservation District.
2. Approve the application for the construction of six new houses at 25 Carsdale Avenue, Rockcliffe Park Heritage Conservation District, in accordance with the plans received on February 20, 2006.
Que le Comité consultatif sur la conservation de l'architecture locale recommande au Comité de l'urbanisme et de l'environnement et au Conseil :
1. d'approuver la demande de démolition des trois bâtiments de service occupant l'ancien dépôt d'entretien de Rockcliffe, situé au 25, avenue Carsdale, dans le district de conservation du patrimoine de Rockcliffe Park.
2. d'approuver la demande visant à construire six maisons au 25, avenue Carsdale, dans le district de conservation du patrimoine de Rockcliffe Park, conformément aux plans reçus le 20 février 2006.
LACAC unanimously approved the recommendations.
Carsdale Court, 25 Carsdale Avenue, the former Rockcliffe Works Yard, is located within the boundaries of the Rockcliffe Park Heritage Conservation District, designated as a heritage conservation district under the Ontario Heritage Act in 1997. 25 Carsdale Avenue is currently occupied by three utility buildings used to house machines and equipment during the time that the lot served as the works yard for the former Village of Rockcliffe Park. It is a parcel of land approximately 2542 square metres in area, with 15.43 metres fronting on Carsdale Avenue. The houses will be accessed from Carsdale, which leads from Acacia Avenue.
The City of Ottawa sold the land through public tender in 2005 and the successful bidder is ready to proceed with the development of the property. The buildings are not included on the list of significant properties identified by the former Village of Rockcliffe Park as having architectural significance. This report has been prepared because Rockcliffe Park's status as a heritage conservation district requires the consent of City Council before a building can be demolished and new construction can proceed. Minor variances to allow the project have been approved and a site plan for the project is expected to be approved by March 29, 2006.
This project was the subject of considerable discussion between the City and the community, including adjacent neighbours and the Rockcliffe Park Residents Association. The ultimate decision regarding the most appropriate way to develop the land was to allow for the development of six single family dwellings that face each other across a common landscaped court. Each house will have a garage at grade; three units will have side hall entrances and two will have front doors that face the courtyard. The garage doors will be recessed below small open verandas. There will be small yards with decks to the rear.
The houses will be contemporary in character, two storeys in height with garages slightly below grade and hipped roofs. They will be clad in tan brick and gray stucco with stone detail. The proportion of window to wall will be high, and the windows will be divided into lights in varied patterns.
The "Management Guidelines" for the Rockcliffe Park Heritage Conservation District do not specifically address group building projects such as this, however, Section IV, 1, iv) 5, "New Buildings and Additions" addresses new construction in the District. This section states that "New buildings and additions should be of their own time, but should also harmonize with the existing cultural landscape. They should be sited and designed so as to retain the existing topography. The use of natural materials should also be encouraged."
The proposed development complies with this Guideline, as the buildings are clearly contemporary in design, are located on a sloped site that will retain its slope, use natural materials and harmonize with the character of this part of Rockcliffe Park, which is characterized by smaller houses on small lots, designed in a variety of styles. For these reasons, the Planning and Growth Management Department has no objections to the construction of this group of six buildings.
Adjacent property owners were notified by letter of the date of the Local Architectural Conservation Advisory Committee (LACAC) and Planning and Environment Committee meetings and were provided with comment sheets to be returned to LACAC. This is in accordance with the City's public participation policies.
The final layout of the houses on the lot, the number of units and the design of the units were agreed to after extensive consultation with the Rockcliffe Park Residents Association, and surrounding neighbours. The Ward Councillor facilitated some of these public meetings and is aware of the staff recommendation.
Heritage Ottawa has been informed of this project.
Document 2 Site plan, 25 Carsdale Avenue
Document 3 Elevations
The Corporate Services Department, Council and Committee Services Branch, to notify the applicant/ agent Rosaline Hill (Barry J. Hobin and Associates, Architects, 63 Pamilla Street, Ottawa, K1S 3K7) and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council's consent for demolition and new construction in the Rockcliffe Park Heritage Conservation District.